21752-15A Pacific Coast #15A · Huntington Beach, CA 92646

$229,000

3 bd · 2.0 ba · 1,320 sqft · Manufactured · 18 Days on market

Built 2005 Est $183k · 25% over

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.5/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Space 15A: Freshly painted Beach Home awaits you! When you walk up to this home it feels more like a "Regular House" than a manufactured home. Enter through the gate and up the wide expansive staircase to the HUGE OPEN Porch. Wow! Showstopper right there! It even winds around the home for a private seating nook on the side of the home. Open the Cutsom- Dutch Doors and enter the Extra LARGE living room with its quaint rustic designs, reminiscent of an upscale cabin on the water. You will love the Fireplace and open layout to the kitchen island. Lots of Floor to ceiling windows make this beauty light and bright all year long. You will love the fact that all the bedrooms are in the b

Key facts

• Huge open porch
• Private side yards
• Community pool

Tags

• HUGE OPEN PORCH
• EXTRA LARGE LIVING ROOM
• FLOOR TO CEILING WINDOWS
• PRIVATE SIDE YARDS
• VIEWS CATALINA ISLAND

Property features AI

Finance

• Other: Manager approval required for multi-unit/park residency; Pets: contact manager (call)
• Financial info: Land lease amount paid monthly (seller-listed amount)
• HOA & community: Land lease (monthly); Rent includes trash and sewer; Park name: Cabrillo; Community features: watersports, biking, fishing, street lighting, preserve/public land

Exterior

• Parking: Assigned parking
• Security: Gated community with automatic gate; 24-hour security and guarded access; Resident manager; Card/code access; Closed circuit TV; Security lights; Security system; Fire and smoke detection system; Smoke detector; Carbon monoxide detectors
• Utilities: District/public water; water connected; Public sewer; sewer connected; Natural gas available and connected; Electricity available and connected (standard service); Cable available; Telephone in street
• Home design: Single-story property; Entry at level 1; Has view; Waterfront / beachfront lot with beach access (lot on ocean side of Pacific Coast Highway; lot is across the road from the water)
• Construction: Shingle roof; Pillar/post/pier foundation with pier jacks; Mobile home present (24' x 55')
• Exterior features: Front porch and additional porch; Open patio and patio; Roof top patio; Rain gutters; Shed; Vinyl and wood privacy fencing in good condition; Association in-ground community spa; Association in-ground community heated lap pool

Interior

• Kitchen: Kitchen open to family room; Kitchen island; Corian counters; Granite counters; Pots & pan drawers; Gas cooktop; Built-in range; Gas range; Gas oven; Dishwasher
• Bedrooms: Primary bedroom on main floor; Primary suite with primary bathroom; All bedrooms on ground level; Walk-in closet
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Bathtub; Shower
• Heating & cooling: Central furnace (heating)
• Interior features: Crown moldings; Built-ins; Ceiling fan; Pantry; Recessed lighting; Double pane windows; Blinds; Entry on main level
• Laundry & utility: Laundry room; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $229k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $229k).
• Recommended offer: $226k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 1.6% in Huntington Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#306 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A-, schools B+; Watch: amenities C-, cost of living F, health & safety F.
• Huntington Beach Union High (suburban): math 65% / reading 82% proficiency, ranked #39 of 517 in CA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising (+1.2%/yr); 120 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• This rent runs 41% of the median local income ($131k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $64k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $150k; list at $229k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,565 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.94% ✓
• Cap rate: 16.35%
• Cash-on-cash: 35.91%
• DSCR: 2.60
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $183,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21851 Newland St #204	0.14mi	3/2.0	1,344 (+2%)	1mo	$95,000	$71	90
21851 Newland #117	0.14mi	3/2.0	1,368 (+4%)	1mo	$239,000	$175	87
21851 Newland St #44	0.05mi	2/2.0 (-1)	1,248 (-6%)	5mo	$115,000	$92	80
21851 Newland St #37	0.14mi	3/2.0	1,248 (-6%)	10mo	$155,000	$124	76
21851 Newland #76	0.14mi	3/2.0	1,392 (+6%)	12mo	$95,000	$68	74
21851 Newland St #199	0.14mi	3/2.0	1,392 (+6%)	15mo	$287,900	$207	72
21851 Newland St #8	0.14mi	3/2.0	1,488 (+13%)	3mo	$170,000	$114	69
21752 Pacific Coast Hwy #13	0.00mi	3/2.0	1,152 (-13%)	16mo	$270,000	$234	66
21851 Newland St #184	0.14mi	3/2.0	1,512 (+14%)	9mo	$210,000	$139	61
21851 Newland St #299	0.14mi	3/2.0	1,502 (+14%)	17mo	$260,000	$173	57
80 Huntington #630	0.74mi	3/2.0	1,251 (-5%)	2mo	$295,000	$236	55
80 Huntington St #646	0.71mi	2/2.0 (-1)	1,152 (-13%)	10mo	$115,000	$100	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.2% rent growth · sell at horizon

5-year hold

• IRR: 29.6%
• Equity multiple: 2.21×
• Total profit: $77,288
• Equity at exit: $34,145

10-year hold

• IRR: 35.8%
• Equity multiple: 4.02×
• Total profit: $193,734
• Equity at exit: $19,800

Cash invested: $64,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 92646

• Rents YoY: 1.2%
• Active inventory: 120
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $4,432 high
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$931
• Net cashflow: $1,919

Break-even live

Break-even rent $2,003

Max offer price $229,000

Occupancy floor 52%

Sensitivity live

Price	-10% $2,077	-5% $1,998	+0% $1,919	+5% $1,840	+10% $1,761
Rent	-10% $1,569	-5% $1,744	+0% $1,919	+5% $2,094	+10% $2,269
Rate	-1.0pp $2,034	-0.5pp $1,977	base $1,919	+0.5pp $1,860	+1.0pp $1,799

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21851 Newland St #104 Huntington Beach, CA	3.0	2.0	1248	$4,000	$3.21	18d	1	0.12mi
8216 Foxhall Dr Huntington Beach, CA	4.0	2.5	1482	$5,195	$3.51	4d	1	0.39mi
8121 Foxhall Dr Huntington Beach, CA	3.0	1.5	1296	$4,950	$3.82	0d	1	0.42mi
8461 Lomond Dr Huntington Beach, CA	3.0	1.0	950	$3,800	$4.00	11d	1	0.43mi
21270 Beach Blvd Huntington Beach, CA	2.0	1.0–2.0	679	$3,537	$5.21	0d	13	0.50mi
7961 Southwind Cir Huntington Beach, CA	3.0	2.5	1664	$6,195	$3.72	0d	1	0.68mi
7866 Southwind Cir Huntington Beach, CA	3.0	2.0	1787	$5,000	$2.80	0d	1	0.70mi
8450 Atlanta Ave Huntington Beach, CA	1.0–2.0	1.0	791	$2,845	$3.59	0d	9	0.71mi
7832 Seaglen Dr Huntington Beach, CA	3.0	2.5	1700	$8,000	$4.71	0d	1	0.74mi
7946 Waterfall Cir Huntington Beach, CA	2.0	2.5	1439	$4,500	$3.13	0d	1	0.75mi
7795 Neptune Dr Huntington Beach, CA	2.0–4.0	1.5–2.5	1155	$4,654	$4.03	0d	3	0.81mi
20966 Seacoast Cir Huntington Beach, CA	3.0	2.5	1685	$4,300	$2.55	8d	1	0.81mi
21040 Pacific City Cir Huntington Beach, CA	1.0–3.0	1.0–2.5	1137	$7,979	$7.01	0d	26	0.95mi
7623 Bay Dr #103 Huntington Beach, CA	2.0	1.0	968	$3,200	$3.31	0d	1	0.99mi
9192 Christine Dr Huntington Beach, CA	3.0	2.0	1453	$6,700	$4.61	6d	1	1.05mi
8877 Lauderdale Ct Unit 214C Huntington Beach, CA	2.0	2.0	1009	$3,600	$3.57	0d	1	1.07mi
227 1st St Unit 3 Huntington Beach, CA	2.0	2.0	1050	$7,000	$6.67	19d	1	1.08mi
310 Lake St #310 Huntington Beach, CA	2.0	2.0	1160	$3,350	$2.89	0d	1	1.12mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	11d	1	1.12mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	0d	1	1.12mi
9352 Mokihana Dr Huntington Beach, CA	4.0	2.5	1860	$5,300	$2.85	0d	1	1.13mi
8777 Tulare Dr Unit 413d Huntington Beach, CA	3.0	2.0	1287	$3,900	$3.03	0d	1	1.13mi
509 Delaware St Unit A Huntington Beach, CA	3.0	2.0	1200	$3,200	$2.67	2d	1	1.14mi
509 Delaware St Huntington Beach, CA	3.0	2.0	1200	$3,200	$2.67	0d	1	1.14mi
200 Pacific Coast Hwy Huntington Beach, CA	1.0–2.0	1.0–2.0	1064	$4,500	$4.23	0d	2	1.16mi
200 Pacific Coast Hwy Huntington Beach, CA	2.0	2.0–2.5	1299	$4,575	$3.52	16d	2	1.16mi
420 Lake St #101 Huntington Beach, CA	2.0	2.0	1023	$4,000	$3.91	21d	1	1.20mi
8302 Indianapolis Ave Huntington Beach, CA	3.0	2.0	1045	$4,450	$4.26	20d	1	1.22mi
430 Lake St #202 Huntington Beach, CA	2.0	2.0	1023	$3,850	$3.76	19d	1	1.22mi
224 Frankfort Ave Huntington Beach, CA	2.0	1.0	925	$3,750	$4.05	0d	1	1.23mi
414 Main St #210 Huntington Beach, CA	2.0	2.5	1530	$6,500	$4.25	23d	1	1.23mi
8933 Modesto Cir Unit 1215B Huntington Beach, CA	2.0	2.0	1091	$3,200	$2.93	19d	1	1.36mi
8933 Modesto Cir Unit 1215B Huntington Beach, CA	2.0	2.0	1091	$3,200	$2.93	0d	1	1.36mi
1008 England St Huntington Beach, CA	3.0	2.0	1200	$4,500	$3.75	0d	1	1.38mi
608 Olive Ave Huntington Beach, CA	3.0	2.0	1100	$4,195	$3.81	16d	1	1.39mi
626 Lake St #54 Huntington Beach, CA	3.0	3.0	1400	$3,895	$2.78	25d	1	1.43mi
20321 Tidepool Cir Unit 105 Huntington Beach, CA	2.0	2.0	1104	$3,700	$3.35	0d	1	1.43mi
9272 Sunridge Dr Huntington Beach, CA	4.0	2.0	1684	$6,000	$3.56	0d	1	1.45mi
20301 Bluffside Cir Unit D110 Huntington Beach, CA	2.0	2.0	1101	$5,250	$4.77	0d	1	1.45mi
711 Pacific Coast Hwy Huntington Beach, CA	1.0–3.0	1.0–2.0	1089	$9,500	$8.72	0d	3	1.47mi

Listing history 12 events

1. 2026-06-21
   days on market $229,000 Active 18 DOM
2. 2026-06-18
   days on market $229,000 Active 15 DOM
3. 2026-06-17
   days on market $229,000 Active 14 DOM
4. 2026-06-16
   days on market $229,000 Active 13 DOM
5. 2026-06-15
   days on market $229,000 Active 12 DOM
6. 2026-06-13
   days on market $229,000 Active 10 DOM
7. 2026-06-13
   days on market $229,000 Active 9 DOM
8. 2026-06-09
   days on market $229,000 Active 6 DOM
9. 2026-06-08
   days on market $229,000 Active 5 DOM
10. 2026-06-07
    days on market $229,000 Active 4 DOM
11. 2026-06-04
    remarks 689-char remark
12. 2026-06-04
    listed $229,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 84% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥82°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,187
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$4,255
• − Management: −$4,255
• − Depreciation: −$6,662
• Taxable income: $20,607
• Est. tax owed @ 24.0%: −$4,946
• After-tax cash flow: $18,081/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Huntington Beach Union High
• NCES district ID: 0618060
• Math proficiency: 65% ▲ 17.00%
• Reading proficiency: 82% ▲ 8.00%
• Median HH income: $78,159
• Composite: 64.9/100
• National rank: #511
• State rank: #39 of 517 in CA

Livability — Huntington Beach

• Score: 67/100
• State rank: #306
• US rank: #10298

Category grades

Amenities C- Commute A- Cost of living F Crime B- Employment A+ Housing C Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington Beach, CA
• County: Orange County · 3,096,323 people
• City population: 194,835
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 54,615
• Household income: $130,672
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 1226.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 3,477,456 people
• By 2030: 3,613,117 · +3.9%
• By 2040: 3,835,945 · +10.3%
• By 2050: 3,968,736 · +14.1%
• By 2075: 4,097,053 · +17.8%
• By 2100: 3,903,633 · +12.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 16% Asian 13% Two or more races 13%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 15% · Vietnam, Canada, China
• Languages at home: 80% English-only · Spanish 7% Vietnamese 5% Chinese 2%

Political lean MEDSL · Orange

• 2024 margin: Toss-up / Even · D 49.7% · R 47.1% · Other 3.2%
• 2008→2024 swing: +5.2pp toward D · 2008: -2.6pp · 2024: 2.6pp
• All cycles: 2024: D+2.6 2020: D+9.0 2016: D+7.7 2012: R+8.3 2008: R+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1082.92%
• Current HPI: 459.3987
• Rent YoY: ▲ 1.20%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+52.8% since first listed

40 events — show timeline

• 2026-06-03 Listed $229,000 CRMLS
• 2026-04-28 Listing Removed — CRMLS
• 2026-04-11 Price Changed $249,000 CRMLS
• 2025-10-11 Listed $235,000 CRMLS
• 2025-10-07 Coming Soon — CRMLS
• 2025-10-06 Listing Removed — CRMLS
• 2025-09-03 Price Changed $235,000 CRMLS
• 2025-08-31 Relisted — CRMLS
• 2025-06-28 Relisted — CRMLS
• 2025-06-21 Relisted — CRMLS
• 2025-06-10 Relisted — CRMLS
• 2025-05-23 Listed $239,000 CRMLS
• 2025-05-14 Coming Soon — CRMLS
• 2020-10-17 Sold (MLS) $150,000 CRMLS
• 2020-09-13 Pending — CRMLS
• 2020-08-17 Price Changed $149,900 CRMLS
• 2020-07-02 Price Changed $159,900 CRMLS
• 2020-06-20 Price Changed $189,900 CRMLS
• 2020-02-29 Price Changed $199,900 CRMLS
• 2020-02-17 Listed $209,900 CRMLS
• 2012-12-19 Price Changed $149,900 CRMLS
• 2012-12-19 Price Changed $149,900 CRMLS
• 2012-12-19 Price Changed $149,900 CRMLS
• 2012-12-19 Price Changed $149,900 CRMLS
• 2012-12-19 Price Changed $149,900 CRMLS
• 2012-12-19 Price Changed $149,900 CRMLS
• 2006-05-09 Listing Removed — CRMLS
• 2006-02-04 Listed $99,900 CRMLS
• 2006-02-03 Listing Removed — CRMLS
• 2005-11-02 Listed $99,900 CRMLS
• 2005-02-01 Listing Removed — CRMLS
• 2004-10-26 Listed $149,956 CRMLS
• 2004-10-22 Listing Removed — CRMLS
• 2004-10-22 Price Changed $540,000 CRMLS
• 2004-10-22 Price Changed $540,000 CRMLS
• 2004-10-22 Price Changed $540,000 CRMLS
• 2004-10-22 Price Changed $540,000 CRMLS
• 2004-10-22 Price Changed $540,000 CRMLS
• 2004-10-22 Price Changed $540,000 CRMLS
• 2004-09-01 Listed $149,900 CRMLS

Property tax history

-3.4%/yr

Latest (2025): $286 · -0.3% YoY. Source: county tax records.